Independent businesses are the backbone of any city, and Exeter is no different.

The city is lucky to host a wide range of independent offerings, from food, to clothing, hairdressing and much more.

In fact, Ann Hunter, InExeter BID manager previously told DevonLive.com that the emergence of independent outlets in the city has “proven that they offer a crucial point of difference in Exeter”.

But while many are thriving, others feel like they are being neglected.

The City Arcade looks set to be demolished for student flats, which is likely to cause the cessation of a number of the businesses there.

Traders there say the prospect of finding new premises and the accompanying upheaval surrounding their businesses are bitter pills to swallow.

"We pay our rents and our taxes, why are we being treated like this?"

“I feel really bad. When I first started, I didn’t know it would be the council who would put me out of business,” said Andrej Hejda, owner of the X1 Smart Shop.

“I thought it would be online sales or big chains, but not our council.

“We pay our business rates, we always pay our taxes and rent on time, yet still they didn’t ask us what we thought about it.

“We’re getting no support regarding relocation advice and I feel very ignored by the councillors.”

Andrej Hejda, owner of the X1 Smart Shop

It’s a far cry from what things were like when the business opened in 2001.

He said: “When I took the business on, it was a really nice environment to work in. The community was really friendly.

“Customers depend on me in many ways and we’ve always tried to provide a good service.

“However, since the new developers bought it, it went downhill a little bit which affected income.

“They stopped cleaning the arcade which made it look undesirable, they’re promoting the shops that could get leases, we didn’t even know who we were supposed to pay rent to – we didn’t hear from the new owners for about six months.

“What happens next if it’s knocked down? Who knows? Maybe a new unit in Exeter as I have to stay here, but it will be very difficult as a lot of other places are very expensive.

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"It's a slap in the face"

Various traders have accused the city council of not running a fair consultation process regarding the arcade’s demolition.

A number of business owners in the area claim that they weren’t aware of the council meeting that was discussing plans to demolish the arcade until they were shown an email by a shop owner further down Fore Street.

Additionally, they were critical with how the meeting was carried out, claiming some councillors were even “laughing and joking” when discussing the arcade’s fate.

They also claim that they were not given a chance to object at the meeting.

But the city council has made it clear that it has adhered to set guidelines at every step of the consultation process over the arcade plans.

And it has also pointed out that it is not responsible for the planning application, which was devised by a private landlord.

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An Exeter City Council spokesman said: "It is a private landlord putting in a planning application – not Exeter City Council.

"Planning law governs who needs to be notified about the application.

"This was followed by the city council.

"This application was given exposure from Devonlive.com by way of a story, and all planning applications feature in the Express and Echo (we are always trying to find ways to reach larger audiences).

"The public are actively asked to submit feedback, either in writing, or they are welcome to speak as per the council’s standing orders.

"There were 67 objectors, all of who were offered a chance to speak at the meeting (in writing).

"None took up the offer.

"If a commercial organisation makes a business decision regarding private property there are limits as to what a council can do. If councils go outside their strict remit - decisions can be taken to appeal - potentially costing the taxpayer."Decisions can not be just taken by heart."The process of issuing notices, letters and options for people to have their say was carried out entirely appropriately. There was also wide-reaching coverage in independent local media."No complaints have been made directly to the council regarding any claims."InExeter's branding and measured and impactful city centre business support is independent of Exeter City Council, as are commercial cleaning arrangements."

The plans for the City Arcade

A total of 55 ‘high quality’ student studios built over four floors on the site.

A retail unit/café would be retained on the ground floor facing Fore Street, but would be significantly reduced from the existing City Arcade, dropping from 568 sq metres to 80 sq metres, and it is expected that an independent trader would be the occupier.

A fifth story for the building had initially been included in the plans but has been removed following objections from residents, traders and Historic England.

Despite planning officers saying that the loss of the retail floorspace is regrettable, the scheme said: “The continued commercial presence fronting Fore Street will ensure the vitality and viability of the area is retained.

“The principle of student use in this city centre location is appropriate and will comply with development plan policies.

“While a number of objections have raised concern regarding the need for additional purpose built student accommodation in the city, the University's plans for growth means that significantly more additional bedrooms will still be needed and therefore opportunities for new purpose built accommodation should be welcomed on appropriate sites.

“The site is well served by public transport and its city centre location would comply with the objectives of the development plan. Indeed it could be argued that accommodating more students throughout the city would relieve the pressure for purpose built student accommodation within the residential areas closer to the University, such as St James.

“Consequently it is considered that, in principle, the site represents a suitable location for student accommodation use.”

Richard Squire, who runs the Destiny One Record Shop – a business that has been running since 1985, claims otherwise.

In fact, a number of the businesses in the arcade supported this assertion when approached by DevonLive.com last week.

He said: “At no point the council have spoken to us or discussed anything.

“They didn’t put a notice up in here, they put it on a lamppost about 10 feet away. They wouldn’t come and face us.

“When I went to the planning meeting [last] Monday – the one I found out about third hand – we were told that someone would have chance to make an objection.

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“I can’t speak for other guys here, but I sent the council a three-sided of A4-length objection letter via signed-for recorded delivery, so I know they received it, yet I received no response. No correspondence at all.

“During the meeting, no one was asked to give an objection.

“Someone from down other end of Fore Street was given chance to speak but didn’t want to - that’s their prerogative and fair enough.

“But it was tough when we had to sit and listen to councillors laughing and joking, not concerned for the welfare of businesses in the arcade.

“Some of the things they were saying just didn’t stand up.”

Inside Exeter's City Arcade

Mr Squire’s shop has been in the arcade for two years, but has been running as a business since 1985, when it was established by his father.

It was previously based in the Pickwick Arcade – where the Bike Shed used to be – before closing in 1994.

Mr Squire’s father revived the business shortly after, before handing the reins over to his son last year before he passed away in August 2017.

“My dad loved the area,” Mr Squire said. “He was passionate about having a shop here and serving the community.”

“That’s why we’re all doing our best here and are so passionate about this.

“If the arcade was demolished then of course, we’d have to look for somewhere else, but the main issue is pricing. Everywhere else is way too expensive.

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“They don’t support the independent businesses here, so how can they do that? It’s just the fact that the council have approved this – it’s a massive slap in the face.”

InExeter says it has done a huge amount of work to support independent businesses in the city.

Manager Ann Hunter said: "In the last 12 months, InExeter has set up a city-wide independent business group to support independent businesses in Exeter.

"£30,000 is being invested into the group this financial year to support events, marketing and an independent gift card will be launched that can be used throughout the city in Exeter's independent shops, cafes, restaurants and beauticians.

"The group is also funding a publication, due out this summer, showcasing Exeter's independent businesses.

"Projects such as the city dressing and flags originated from this independent group, to which all independents are invited.

"In addition InExeter has run two dedicated PR and marketing campaigns, created an independent business directory on our website and funded community events such as the Fore Street flea and gandy Street summer fete."

What does the future hold?

Kristoph Burza, owner of The Gadget Store

Kristoph Burza brought the dispute to light in an impassioned Facebook post on his businesses Facebook page, The Gadget Store.

Facebook post

Mr Burza went on to explain the situation in great detail on the Gadget Store’s Facebook post.

It’s since been shared more than 40 times and seen by more than four thousand people.

The post read:

“HOW EXETER CITY COUNCIL SUPPORTS SMALL INDEPENDENT BUSINESSES

Today Exeter City Council has made decision about City Arcade on Fore Street. I was there when they have discussed planning application and I think this what did happen is beyond a joke.

First planning application did take over 70 minutes to discuss - lots of questions and concerns, second application for City Arcade not even 20 minutes and hardly any questions or concerns. ECC went straight into voting without opportunity to speak by objector (for 3 minutes) that has been offered in the letter from ECC that no one from City Arcade ever received.

Please see attached copy of the letter sent to one of the owners of small businesses in Fore Street that I come across few days before today’s meeting. If that person would not come over and show this letter to one of us we would not know that this meeting is going to take place. I personally think that all the tenants should receive copy of this letter - but no one from has received it. This shows how ECC keep us informed about all this what is going to happen.

Coming back to planning application being discuss - making a points by ECC that:

* Arcade is pretty much empty - well is more full than empty, when one of them ask the questions “how many empty and how many occupied units are there - NO ONE WAS ABLE TO ANSWER THIS QUESTION!”

I can tell there is 5 empty units and 9 occupied. The main reason for empty units is that once owner of City Arcade has change was offering maximum lease of 12 months - there was quite a bit interested in renting these units but no one was interested in such a short lease.

* No one goes there - well that was personal opinion of the person who did say that, as far as I know quite a lot people goes there.

* Small independent businesses changing so often inside “after the model shop has gone there has been few businesses there” - that is not true as once this happen soon after hairdresser saloon has been open that is still up and running.

Most of small independent businesses where most of them has been open for years! Dog grooming saloon SINCE 1961! X1 shop SINCE 2001! Gadget Store over 7 years, Destiny and Comic shop for over 5 years!

I would say their point “small independent businesses are changing so often” is pointless and shows their knowledge about arcade. NO ONE FROM ECC did come over to speak to any of small independent businesses or to even find out how many empty units are there.

“What is going to happen to existing small businesses that are inside City Arcade, is there any plan to help them to relocate by ECC or developer?”

Answer for that questions was “It is not in the interest either of ECC or developer to help existing tenants inside arcade."

ECC is not able to request from developer to keep ground floor in the current Arcade layout of the units and don’t really care if is going to be one big unit who is going to use it small independent business or one of the big chains of the businesses.

JUST FEW YARDS UP THE STREET ON EMPTY BHS BUILDING ECC ADVERTISING SUPPORT FOR SMALL INDEPENDENT BUSINESSES - I’M ASKING WHERE IS THIS SUPPORT?

It is big shame that in favour of student flats ECC destroys soul of City Centre and kills small independent businesses. Most of us would be forced to close down because of this decision.

I would like to take opportunity and say thank you for all our customers over this seven years, we will stay in the City Arcade as long as it will exist unless will be kicked out before. I have come across very difficult decision and decide to close the Gadget Store when will be asked to leave arcade.”

He says that his business will definitely shut down should the demolition go ahead.

“I don’t think I would bother to open in Exeter again if we were to close,” he said.

“How do I know that if I moved into another location that it won’t be knocked down in five years for student flats? That’s why I won’t bother.

“There aren’t many places that offer what we offer in Exeter.

“Of course, there are places that offer laptops, phones and stuff like that, but when it comes to the Hifi, TVs, processors, micro smouldering, we are the only people in the area who are doing this.

City Arcade, on Fore Street, looks set to be demolished

“We also fix drones and other unusual devices, so should we go, people might have to travel quite far to sort this out.

“It would be a shame if we closed as we’ll lose the income, of course, which will impact our families.

“We have to pay the bills and feed our families, so we’ll have to find something else, but it will be very sad.

“I just urge the council to support the small independent businesses and not to kill the diversity in the city.”